Zoning administrator denies Lakeview Ranch Minor Use Permit after neighbors’ complaints and code-enforcement history

Placer County Zoning Administrator Crystal Jacobson on March 20 denied a Minor Use Permit application from property owners Alan and Jessica Clark that would have authorized Lakeview Ranch Rides to operate as an equestrian facility with boarding and riding lessons at 3300 Hector Road in the Newcastle area (APN 037-053-019).

Planning staff described the 5.4-acre parcel as developed with a single-family residence, a 5,400-square-foot barn, two arenas, and 20 stables. The applicants originally requested authorization for up to 21 horses; staff reviewed site conditions and recommended a cap of 16 horses (plus two miniature horses the staff did not count toward the cap). The applicants proposed lessons Tuesdays–Fridays at roughly 10 a.m., 3 p.m. and 5 p.m., with up to five students per lesson (15 lesson participants per day). Planning staff concluded that the operation exceeded the county’s “minor equestrian facility” standards (which typically limit animals to 2 horses per acre and limit patrons on-site) and therefore required a discretionary minor use permit under Placer County Code Section 17.56.0xxF5C (as cited in the staff report).

Code Enforcement advised the hearing that the county’s first complaint about the property dated to April 2023 and that inspectors had visited eight times since February 2024 to investigate complaints including the number of animals, animal enclosures within setbacks, manure management and possible unauthorized occupancy. Code Enforcement said the applicants had addressed many of the violations the county identified and had been working with staff on compliance.

Animal Services staff reported on-site inspections and said the animals appeared in good condition and that the applicants had implemented measures the department requested, including raised platforms under lean-to shelters and improvements to manure handling; Animal Services manager Katie Ingram said, “I have no issue with this applicant, her business, and what it is that she's doing.”

Multiple neighbors testified in opposition. An attorney representing several Hector Road residents, Marcus Leduca, argued opposition in detail and urged denial, saying the operation had already produced significant adverse environmental and neighborhood impacts and warning against use of categorical CEQA exemptions when impacts are present. Several nearby property owners told the Zoning Administrator they believed the operation had reduced property values, increased traffic and noise, created dust and vector issues, and risked runoff to a nearby canal and wetland area.

The applicants, Jessica and Alan Clark, addressed the hearing and listed improvements they said they had completed: installing covered stalls with automatic waterers, building covered manure storage bins and a dump trailer to remove manure twice weekly, planting screening trees, relocating enclosures outside required setbacks and adding a tractor and trailers for evacuation in wildfire scenarios. Jessica Clark said she had worked with county staff and removed porta-potties and discontinued summer camps after county guidance; she also said the county had previously declined a temporary events request while the code-enforcement matter was unresolved.

Jacobson said she valued small businesses and agricultural uses but concluded she could not make the required findings to approve the discretionary Minor Use Permit. She cited a pattern of noncompliance and what she described as a mismatch between the operation as described in the application and material on the applicant’s website and marketing. Jacobson denied PLN240077 and stated the decision is appealable; she read a 10-day appeal period and an appeal filing fee of $752 into the record.

Outcome and next steps: Jacobson denied the permit. Any party wishing to challenge the decision may file an appeal within 10 days; the denial will remain stayed if an appeal is filed and proceeds to the Planning Commission.